Planned subdivision would bring change to Panama City North

Published: Sunday, October 27, 2013 at 09:25 PM.

Panama City North already has a density designation for about 15,500 homes — close to that of Panama City proper with about 17,000, according to comprehensive plan policies.

Many of the roads throughout Panama City North are not yet developed enough to sustain the traffic impact Traditions would bring, but Brudnicki said after the first 60 homes are built the tax revenues would justify supplying roads.

“We’ll see how fast they start doing stuff up there and as the need arises you have to fill it,” Brudnicki said.

PANAMA CITY — The boundaries of Bay County are limited, but within its finite space Panama City is seeing promise for expansion.
City commissioners recently approved Traditions subdivision to develop 183 units on a portion of the city’s remotely located Panama City North area.

Panama City North, almost 13,500 acres near the intersection of Star Avenue and U.S. 231, is connected to the city only by a thin sliver of land running 10 miles northbound along U.S. 231 to Port Panama City’s Intermodal Distribution Center.

Only one subdivision, consisting of about 15 homes, exists on the far end of John Pitts Road at Amber Way.

Despite some 20 to 30 minutes of driving time to many of Panama City’s amenities, residents of the area said it is worth the extra time on the road for the tranquility of the countryside.

“At first it seems like a long drive; but if you’re out here at night, you should see it, and all you can hear are frogs and crickets,” said Master Sgt. Eric Johnson, resident, who commutes to Tyndall Air Force Base. “It’s quiet and you can leave the traffic behind.”

Johnson moved into his home about six months ago and he’s among several residents on Amber Way who said city utilities — like trash, water and sewer — are just as reliable as living within what most people consider Panama City.

“The trash is the same and they charge us plenty for our water,” Johnson said.

Utilities

About $8.9 million in water and sewer infrastructure was installed from 1999 to 2006 in anticipation of development of Panama City North, with much going unused due to the housing market collapse.

The most costly line installed was the P.C. North Force Main, with a price tag of $5.188 million, which remains unused.
The transmission main, which runs adjacent to U.S. 231, has remained “dry” since its installation because of a lack of development in the area, according to Matt Stanley, city utilities director.

“The reason why they’re dry is there are not enough homes located in P.C. North to support the life of that line,” Stanley said. “If you put sewer into them, it would dry up or go septic before it would reach town.”

The line would need 250,000 gallons a day flowing through the lines to justify its usage. A standard household uses about 250 gallons a day, Stanley said.

“There’s just not enough usage to support the line,” he said.

Residents of Amber Way receive water and sewer service from Bay County, though they still receive a water bill from the city. According to the city’s utility officials, the city collects the water and sewer fees and then reimburses the county.

Revenue

The city currently receives ad valorem taxes from 64 properties in the remote area of Panama City North — including Port Panama City’s Intermodal Distribution Center.

The city began annexing large swathes of land in the area in 2005 and 2006, according to the city’s planning department. So far, 64 commercial and residential properties fall in its boundaries. Those parcels generated $21,963 in tax revenue last year, according to property appraiser records.

The new development of Traditions subdivision is slated for construction of 183 units off Nadine Road near Old Majette Tower Road.
And, similar to the development of SweetBay on the old airport property, the land is not located in a Community Redevelopment Agency district so any development in the area would contribute to the city’s tax rolls.

SweetBay is expected to contain 3,200 homes upon completion.

Mayor Greg Brudnicki said there were not specific plans for the progress of Panama City North but developments were good signs for the city.

“You’ve got the area where the old airport was and that is going to be huge,” Brudnicki said. “Between that and Panama City North, it is big for the city.”

Panama City North already has a density designation for about 15,500 homes — close to that of Panama City proper with about 17,000, according to comprehensive plan policies.

Many of the roads throughout Panama City North are not yet developed enough to sustain the traffic impact Traditions would bring, but Brudnicki said after the first 60 homes are built the tax revenues would justify supplying roads.

“We’ll see how fast they start doing stuff up there and as the need arises you have to fill it,” Brudnicki said.